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Get Approved Today

Pre-Construction Mortgages (From Deposit To Closing)

Book A Pre-Construction Mortgage Call

Finance the unit you reserved today so it actually works when the building is ready.

Buying pre-construction isn’t the same as buying resale. You sign a contract years before you move in, your money goes in as staggered deposits, and the mortgage only kicks in at the very end. In between, your income, debts, and the rate environment can all change. This service is about building a financing plan that stretches from the first deposit cheque to the final advance at closing—so you’re not scrambling when the developer sends you a firm occupancy or completion date.

What A Pre-Construction Mortgage Really Covers

A proper pre-construction plan does more than “estimate a payment.” It accounts for builder deposits, possible price adjustments, closing costs, and how your profile needs to look when the lender underwrites the deal years from now. It also keeps one eye on risk: delays, changes in your life, and changing lender rules.

Full Project Cost View

We start by turning your purchase agreement into one clear number: base price, upgrades, parking/storage (if applicable), taxes, and typical adjustments at closing. You’ll see how much cash you’ll need at each milestone and what your final mortgage amount actually looks like—not just the headline price from the sales office.

Timeline Awareness

Pre-construction deals stretch over time. There’s the reservation, cooling-off period (where applicable), deposit schedule, possible occupancy phase, and final closing. We map those dates and place your financing steps beside them so there are no surprises as the project moves along.

Lender Expectations At Completion

Lenders don’t underwrite the file on sales-centre day; they look at you again near closing. We discuss how your income, debts, credit, and assets will need to present at that point, and what to avoid in the years between signing and keys.

Key Components Of Your Pre-Construction Financing Plan

Once we’ve laid out the structure of the deal, we break the financing into pieces we can manage and optimize: deposits, savings, mortgage type, and risk controls.

Purchase Agreement And Deposit Structure

We’ll walk through your agreement so you understand exactly when deposits are due and how much each one will be. Then we look at where those funds will come from—current savings, ongoing contributions, gifts—and build a schedule that ensures money is in the right place on the right dates.

Down Payment Path And Liquidity

Because you have time, we can turn the down payment into a plan rather than a guess. That might include regular transfers into a dedicated account, RRSP strategies where allowed, or re-positioning existing savings. We also earmark a portion for closing costs so you don’t arrive at completion short on cash.

Mortgage Structure For Final Closing

Closer to completion, we choose a mortgage product: fixed or variable, term length, amortization, and prepayment features. The choice depends on your time horizon in the property, your tolerance for payment changes, and what you may want to do after you move in (renovations, future move, or hold long term).

End-To-End Path From Reservation To Keys

Rather than treating each stage as a separate event, we line them up so your financing keeps pace with the build.
Step 1

Deal Review And Viability Check

Before you firm up, we review the purchase details and your current finances to ensure the numbers make sense. If the project or price point is too aggressive for your situation, it’s better to know that now than three weeks before closing.
Step 1
Step 2

Deposit And Savings Schedule

After you commit, we lock in a plan for each deposit date and your ongoing savings. You’ll know what needs to be set aside monthly or quarterly and which accounts the funds should flow through to keep documentation clean.
Step 2
Step 3

Mid-Build Check-Ins

During construction, we touch base periodically—especially if your life changes (job shift, new debts, new family obligations). We adjust the plan if needed and make sure your file still lines up with what lenders will expect.
Step 3
Step 4

Pre-Closing Approval

As the developer announces firm occupancy or closing timelines, we move to full mortgage approval. That’s when we update income, credit, and down-payment proofs, secure your rate, and get a lender commitment based on a real product—not just an early estimate.
Step 4
Step 5

Final Closing And Move-In

We coordinate with your lawyer and lender to ensure funds are ready, conditions are cleared, and last-minute items (insurance, title, adjustments) are handled. You’ll know your payment amount, due date, and any prepayment options before you step into the unit.
Step 5

Who This Type Of Mortgage Is A Good Fit For

Pre-construction financing makes sense for some buyers and not for others. The goal is to be honest about which camp you’re in.
Pre-Construction Mortgages (1)

Buyers Wanting Time To Build A Larger Down Payment

If you like the idea of locking in a property now and using the build period to grow your down payment, this structure can work well—as long as the savings plan is realistic.

People With Stable Or Predictable Career Paths

Because lenders will re-check your situation at the end, pre-construction purchases tend to suit those who can reasonably expect steady or improving income by completion.

Investors Planning Around A Longer Horizon

If you’re buying with the intention to hold the unit as part of a longer-term strategy, the construction period can be used to organize financing, tax, and cash-flow plans before the mortgage starts.

FAQs

Typically you’ll want at least a strong qualification and comfort that you can meet likely lender requirements. The actual full approval usually happens closer to completion, but we want to know now that you’re on the right track.
If your job or income structure changes, we re-run your numbers and adjust the plan. Sometimes that means targeting a different lender, sometimes it means shoring up savings or cleaning up debts ahead of closing.
They can be, depending on the project and jurisdiction. Development charges, taxes, and adjustments can add up. We estimate these early and keep them in your savings target so they don’t come as a surprise.
Delays are common. We keep an eye on your rate holds and your financial profile so that when the new dates land, you’re still able to qualify and secure a product that makes sense.

How To Get Started

If you’re already holding a purchase agreement—or about to reserve a unit—this is the time to build the financing side properly. Share the basic details of the project, your estimated completion date, and a snapshot of your income and savings. From there, we’ll map a deposit schedule, an equity plan, and the path to a mortgage that’s ready when the building is.
Schedule Your Pre-Construction Mortgage Call
Or send a quick email or call with your project details and we’ll start from there.
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